I'm in the process of changing my current homeowner loan to a BTL mortgage. I was told by my financial advisor that I require a lawyer for this. I spoke to my past Normanton conveyancing practitioner who acted on my behalf when I first acquired the premises. The costs illustration supplied of just over five hundred pounds is an eye-watering amount to do this as I am not require purchase conveyancing - it’s just a straightforward remortgage.

The estimate does seem a tad steep. If you you were to look around you might reduce the fees slightly by say £125. On the other hand, assuming were satisfied with the legal work the firm gave you mightcome to rue opting for an a cheaper conveyancer. Don't forget to enquire the conveyancer can also act for . You can utilise our search tool to get a quote a Normanton conveyancing firm on the conveyancing panel, which can often include conveyancing solicitors in Normanton.

I am intent on selling our home in Normanton and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. It does beg the question why the buyers used a factory type conveyancing firm rather than a conveyancing solicitor in Normanton. We have lived in Normanton for 4 years we know that this is a non issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

Are there restrictive covenants that are commonly picked up as part of conveyancing in Normanton?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Normanton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, chain free conveyancing. Normanton is the location of the property. Can you shed any light on this issue?

Flying freeholds in Normanton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Normanton you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Normanton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Having checked my lease I have discovered that there are only 62 years left on my lease in Normanton. I now want to get lease extension but my freeholder is absent. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have used your best endeavours to locate the lessor. On the whole an enquiry agent should be helpful to conduct investigations and prepare a report to be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the application to the County Court covering Normanton.

I inherited a 2 bed flat in Normanton, conveyancing having been completed in 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Normanton with a long lease are worth £165,000. The ground rent is £45 charged once a year. The lease terminates on 21st October 50

You have 50 years remaining on your lease we estimate the premium for your lease extension to span between £36,100 and £41,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.